District 18 · Tampines · OCR
Double Bay Residences
Simei Street 4 · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,473
+5.6% vs district median
Gross yield
3.3%
median rent $4,500/mo
3-year gain
13.3%
Transactions · 5y
134
22 in last 12 months
Nearest MRT
Simei Mrt Station · 422.742m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+138% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential28 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Studio Educare @ Changkat Primary School 449m · Changkat Primary School 466m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 359m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.4km
Green
Harvey Crescent Pg · 107m - 8 parks within 1km
Mall
Eastpoint Mall · 421m
Health
Changi General Hospital (hospital) · 754m
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,413 psf - 3% above units on floors 1–5 ($1,371 psf).
Price trend average PSF by year
2021
$1,106
2022
$1,192
+7.8%
2023
$1,287
+8%
2024
$1,367
+6.2%
2025
$1,426
+4.3%
2026
$1,458
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,900/mo | $4.11 | 3.3% | 219 |
| 3BR | $5,000/mo | $3.70 | 3.0% | 263 |
| 4BR | $5,700/mo | $3.68 | 3.0% | 46 |
| 5BR | $11,200/mo | - | - | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,360,000 | 936 | $1,452 | 11-15 |
| Apr 2026 | $1,488,000 | 1,001 | $1,486 | 01-05 |
| Apr 2026 | $1,480,000 | 1,001 | $1,478 | 06-10 |
| Apr 2026 | $1,470,000 | 1,001 | $1,468 | 01-05 |
| Apr 2026 | $1,252,000 | 936 | $1,337 | 01-05 |
| Mar 2026 | $1,950,000 | 1,313 | $1,485 | 06-10 |
| Mar 2026 | $1,925,000 | 1,313 | $1,466 | 06-10 |
| Mar 2026 | $1,845,000 | 1,270 | $1,453 | 01-05 |
| Mar 2026 | $1,450,000 | 1,001 | $1,448 | 06-10 |
| Feb 2026 | $1,870,000 | 1,270 | $1,472 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Double Bay Residences actually sell for - this project trades at 2.5× the nearest block’s PSF.